URBAN DESIGN BRIEF April 2013 FREEPORT Street TOWNHOUSES 711 FREEPORT St., LONDON
TABLE OF CONTENTS 1.0 Land Use Planning Context...... pg. 1 1.1 Subject Lands... pg. 1 1.2 Proposed Development... pg. 1 1.3 Design Goals & Objectives... pg. 1 1.4 Design Response to City Documents... pg. 2 1.4.1 City of London Official Plan Urban Design Guidelines... pg. 2 1.4.2 City of London Official Plan Residential Policies... pg. 4 1.4.3 Hyde Park Community Plan... pg. 5 1.5 Spatial Analysis... pg. 7 1.5.1 Community Context - 400m... pg. 9 1.5.2 Community Context - 800m... pg. 9 2.0 Design Principles & Design Responses... pg. 13 2.1 Conceptual Design... pg. 13 2.2 Public Realm... pg. 13 2.3 Landscape Design. Pg. 13 LIST OF FIGURES Figure A: Map of Subject & Surrounding Lands... pg. 8 Figure B: Site Photographs Reference Map... pg. 10 Figures 1-4: Site Photographs... pg. 11 Figures 5-8: Site Photographs... pg. 12 3.0 Drawings and Plans SITE PLAN LANDSCAPE PLAN BUILDING ELEVATIONS RENDERING END UNIT ELEVATION EXAMPLE 2.4 Sustainability... pg. 14 Urban Design Brief: Proposed 87 unit Cluster Townhouse Development, Freeport Boulevard (City of London ON) i
SECTION 1 - LAND USE PLANNING CONTEXT 1.1 Subject Lands The subject lands are located on the south side of Fanshawe Park Road West in the northwest quadrant of the City of London in a newly developing residential area which is part of the Hyde Park Community Plan. These lands are presently vacant and comprise a rectangular shaped parcel with a site area of 2.12 ha (5.24 ac), a frontage of 165.0 m (541.3 ft) and a depth of 128.7 m (422.2 ft). Further, the subject lands are designated for "Multi-Family Medium Density Residential" development and are correspondingly zoned Residential R5-7 and R6-5(10). R5-7 zoning is geared towards townhouses, and R6-5(10) zoning permits residential developments ranging from single detached dwellings to low-rise apartments. To the immediate north of the subject lands is a new secondary school. To the immediate west are vacant lands designated for multi-family medium and high density residential development. It should be noted that farther west at the intersection of Hyde Park Road and Fanshawe Park Road East is a "New Format Regional Commercial Node". This node is anchored by stores such as Walmart, Canadian Tire, and Winners. To the immediate east are vacant lands designated for low density residential development. Likewise to the immediate south are vacant lands and lands that are currently being developed for low density residential land uses. 1.2 Proposed Development The proposed development is an 87 unit cluster townhouse development which will be created via a standard condominium. The townhouse blocks will typically vary in size from 4 to 6 units. All blocks will have a 2 storey building height. Also, above grade wooden decks will be provided for all townhouse units to increase amenity space, and each unit will have 2 parking spaces. In addition, 21 visitor parking spaces are provided on the site. 1.3 Design Goals & Objectives The design objectives of the proposed development are to create a multi-family medium density residential development that: is in keeping with the urban design guidelines of the City of London Official Plan, and the related community and urban design guidelines of the Hyde Park Community Plan; provides an appropriate transition in built form on the south side of Fanshawe Park Road West going from high density residential development to the west to low density residential development to the east; visually enhances the existing streetscape along Fanshawe Park Road West; is sympathetic to and agreeable with the architecture of surrounding residential development; 1
contributes to the residential and commercial vitality of the Hyde Park community; and utilizes landscaping features to enhance the visual amenity of the site and provide appropriate screening. 1.4 Design Response to City Documents The design policies relevant to the proposed development are taken from the City of London Official Plan, as well as the design guidelines that are a part of the Hyde Park Community Plan. The subject lands are designated Multi-Family Medium Density Residential in the City of London Official Plan. Design related policies that are relevant to the proposed development are outlined below: 1.4.1 City of London Official Plan - Urban Design Guidelines 1) 11.1.1 iv) High Design Standards: Emphasis will be placed on the promotion of a high standard of design for buildings to be constructed in strategic or prominent locations such as within, and at the perimeter of, the Downtown, near the edge of the river valleys, or along the major entryways to the City. The proposed townhouse development is in close proximity to a "New Format Regional Commercial Node". The Hyde Park Community Plan states, "The second commercial node at the intersection of Fanshawe Park Road and Hyde Park Road will act as a gateway to the City and features a range of retail and service activity including box format retail stores." Given the importance of this node to the City, the proposed cluster townhouse development which will front on to Fanshawe Park Road West recognizes the significance of this frontage, will have a design composition and be designed with attractive materials, and will respect urban design and site plan requirements to ensure high design standards are met. 2) 11.1.1 v) Architectural Continuity: The massing and conceptual design of new development should provide for continuity and harmony in architectural style with adjacent uses... The massing of the proposed townhouse blocks, as well as the materials which are being applied, is consistent with neighbouring residential dwellings to the south of the subject lands. The use of similar materials and harmony in architectural styles is shown in the related pictures of surrounding residences provided under the Spatial Analysis section of this Urban Design Brief. 3) 11.1.1 x) Landscaping: Landscaping should be used to conserve energy and water, enhance the appearance of building setback and yard areas, contribute to the blending of new and existing development and screen parking, loading, garbage and service facilities from adjacent properties and streets. 2
As shown in the landscaping plan for the site, landscaping features have been applied throughout the site to enhance building areas and setbacks particularly facing Fanshawe Park Road. Further, landscaping has been applied to increase privacy and screen parking. 4) 11.1.1 xi) Building Positioning: Where a proposed development consists of a grouping of buildings, the buildings should be positioned to define usable and secure open space areas on the site and to afford a reasonable measure of privacy to individual dwelling units. The layout of the cluster townhouse blocks will provide optimal privacy for residents, while delineating usable open space and maximizing the land use efficiency of the site. 5) 11.1.1 xiii) Parking and Loading Facilities: Parking and loading facilities and driveways should be located and designed to facilitate maneuverability on site, between adjacent sites where appropriate, and to reduce the traffic flow disruption resulting from turning movements to and from the property. The road layout of the site has been designed to ensure fire route access to all buildings, and minimum traffic disruption getting to and from the site. Further, adequate parking has been provided for all residents and there is sufficient visitor parking (21 spaces) as well. In addition, the narrower, but standard 6.7m, width of the site's internal road layout acts as a traffic calming measure. 6) 11.1.1 xv) Outdoor Space: For multiple forms of low-rise residential development, such as row housing, each unit should be provided with adequate and clearly defined outdoor living space. Clearly defined outdoor living space has been provided for each unit. Privacy fences will be installed between units and each unit will have its own above grade wooden deck which will add to the outdoor amenity space of each household. 7) 11.1.1 xviii) Noise Attenuation: Where residential development is affected by adverse noise conditions, the use of urban design features such as building orientation, location of outdoor open space relative to the noise sources and noise attenuation measures will be encouraged subject to policy 19.9.5., 19.9.6. and 19.9.7. of this Plan. A noise study will be conducted for the proposed development. Should any units be adversely impacted by noise, appropriate attenuation measures will be undertaken in accordance with the applicable policies of the Official Plan and the Ministry of Environment (MOE). Outdoor living areas have been oriented and located away from major noise generators such as Fanshawe Park Road West. The landscaped berm along Fanshawe Park Road and the window street will also provide 3
noise barriers and buffer the site from Fanshawe Park Road traffic. 1.4.2 City of London Official Plan - Residential Policies With respect to the City's residential policies, the proposed development supports a number of the general residential policies of the Official Plan including: 1) Section 3.1.1 ii) Support the provision of a choice of dwelling types according to location, size, affordability, tenure, design, and accessibility so that a broad range of housing requirements are satisfied. 2) Section 3.1.1 iii) Support the distribution of a choice of dwelling types by designating lands for a range of densities and structural types throughout the City. 3) Section 3.1.1 v) Direct the expansion of residential development into appropriate areas according to availability of municipal services, soil conditions, topographic features, environmental constraints; and in a form which can be integrated with established land use patterns. 4) Section 3.1.1 vii) Minimize the potential for land use compatibility problems which may result from an inappropriate mix of: low, medium and high density housing; higher intensity residential uses with other residential housing or residential and non-residential uses. 5) Section 3.1.1 viii) Support the provision of services and amenities that enhance the quality of the residential environment. 6) Section 3.1.1 x) Promote residential development that makes efficient use of land and services. Specific "Multi-Family Medium Density Residential" objectives met by the proposed development include: 7) Section 3.1.3 i) Support the development of multi-family, medium density residential uses at locations which enhance the character and amenity of a residential area, and where there is safe and convenient access to public transit, shopping, public open space, recreation facilities and other urban amenities. 4
8) Section 3.1.3 ii) Encourage the development of well-designed and visually attractive forms of multi-family, medium density housing. 9) Section 3.3 (Scale of Development) Development within areas designated Multi-Family, Medium Density Residential shall have a low-rise form and a site coverage and density that could serve as a transition between low density residential areas and more intensive forms of commercial, industrial, or high density residential development. In keeping with the expected scale of development for multifamily medium density residential development the proposal is in conformity with the Official Plan's height and density policies for such development which stipulate that building height and density should be no greater than 4 storeys and 75 uph respectively. 1.4.3 Hyde Park Community Plan Similarly to the Official Plan, the proposed development satisfies community and urban design guidelines of the Hyde Park Community Plan (HPCP). It should be noted, that as the proposed development will be created via a standard condominium with private roads that are typically narrower than public streets, there is no on-street parallel parking as recommended by the HPCP. Nevertheless, there is adequate parking provided on site for both residents and visitors. HPCP guidelines satisfied by the proposal are as follows: 1) 3.0 Street Network & Street Design: Buildings should be located close to the streets to enclose the street space and make a positive contribution to the liveliness of the street. Consistent street edges are encouraged with windows, doorways and activities in easy view of pedestrians. Garages should not dominate the residential streetscape and are encouraged to be sited in the side and rear yard so that windows, doors and porches become more prominent. Where garages are at the front of houses, they should be incorporated into the main mass of the house and have minimal projections. Consistent street edges will be created within the site which are easily viewable by pedestrians. Further, the creation of a "window" road facing Fanshawe Park Road will ensure that the site is viewable from Fanshawe Park Road and contributes visual amenity to the public realm. In addition, the garages for each unit will be incorporated into the main mass of each building thereby avoiding projections that focus on the garages. 2) 3.1 Street Network Guidelines:.4) Pedestrian connections should be provided along streets, and through mid block pedestrian walkways where pedestrian connections are not possible along streets. Sidewalks have been provided within the site to ensure there are opportunities for pedestrians to safely and easily move around the site and connect to adjacent streets. 5
.7) Narrow streets, traffic circles and other traffic calming techniques should be incorporated into the neighbourhood street network. The design of these elements should have regard for traffic movement, including transit buses and emergency vehicles as well as pedestrian movements as part of the detailed engineering design. The internal road layout has been designed to ensure that there is appropriate traffic movement for a residential area of this nature. The travelled portion of the street will be 6.7m wide acting as traffic calming measure, but the internal road will also accommodate emergency vehicles. There will be an uninterrupted fire route meeting Ontario Building Code (OBC) standards within the site allowing emergency vehicle access to all buildings..8) Design of the street network should have regard to capturing existing views and vistas and creating new vistas. The design of the internal road layout defines a number of new vistas for the site for both north-south and east-west fields of view. Most importantly, the site will be visually connected to the public realm of Fanshawe Park Road. 3) 3.2 General Streetscape Guidelines: As illustrated in the proposed site plan and building elevations, the proposal is able to satisfy all general streetscape guidelines of the HPCP which are as follows:.1) Buildings should generally be oriented to the street to define the public space of the streets and achieve a more urban development character. In some circumstances, prominent public buildings could be setback from the street to create public open spaces..2) Reverse lotting should be avoided along all streets..3) Garages and blank walls should not dominate the streetscape..4) The design of buildings and structures located at the termination of a street and corner buildings should take advantage of the prominent location..5) A consistent building wall and roof plane should be created along view corridors to focus vistas and create perspective in the landscape..6) Sidewalks should be provided along one side or both sides of the street, as per City policy..7) Utility poles, lights, signs and other vertical elements should be located along the same planting line as street trees wherever possible to create a continuous street edge..8) Landscape design should compliment and unify other urban design objectives including building form, pedestrian and vehicular access points, parking location and signage. Berms 6
should generally be avoided as they do not promote the desired urban streetscape characteristics..9) Hydro service and other utilities should be located underground to minimize streetscape clutter. Where above ground services are unavoidable, consideration should be given to the location, design and screening of these structures to minimize visual clutter. 1.5 Spatial Analysis As was mentioned earlier, the site is within the Hyde Park Community Plan area which is a newly developing region of the City. The proposal is in keeping with the City of London Zoning By-law, and is conformity with the City of London Official Plan, and as such, has directly followed the City's preference of establishing multifamily medium density housing in this specific area. Such a development is respectful of surrounding residential, institutional, and commercial land uses which are also being developed in accordance with the Land Use Schedule of the City of London Official Plan. A map showing the subject lands and surrounding land uses within a 400m and 800m radius is provided below (Figure A). It should be noted that some of the new development south and north of subject lands is not shown in Figure A given the recency of the development. However, pictures from a site visit of the subject lands are also provided in this section. In addition, the Official Plan land use schedule map of the area is included in the appendices. 7
Figure A: Map of Subject & Surrounding Lands (Google Earth, 2013) 8
1.5.1 Community Context - 400m The subject lands are directly along Fanshawe Park Road West (Figures 1 and 2). The residential lands to the east and west of the subject lands are vacant and undeveloped at this time. However, there is a new secondary school directly across Fanshawe Park Road from the subject lands (Figure 4). To the south is a new low density residential subdivision (Figures 5-8). The east edge of the New Format Regional Commercial Node is just within 400m of the subject lands (Figure 3). 1.5.2 Community Context - 800m Figure 5 - north to south View Tansbury Street and Freeport Street intersection Figure 6 - Springwood Crescent dwellings backing on to Freeport Street Figure 7 - Blackacres Boulevard dwellings south of Tansbury Street and Freeport Street intersection Figure 8 - Lands south of subject lands and new residential development along Blackacres Boulevard There is a continuation of similar land uses moving from the 400m to 800m area. With the exception of the New Format Regional Commercial Node which will serve residents of the subject lands, at this time, the majority of surrounding lands are undeveloped residential lands. In addition, Jaycee Park is shown to be within 800m of the subject lands. It is evident that a pedestrian connection from the site to Fanshawe Park Road would be advantageous for allowing residents access to the services and amenities of the area. Images of the site and surrounding land uses based on a site visit to the subject lands in March 2013 are provided next. A brief outline of each image is as follows: Figure 1 - subject lands and residential development to the south Figure 2 - frontage of subject lands along Fanshawe Park Road Figure 3 - Fanshawe Park Road west of subject lands Figure 4 - new secondary school north of subject lands 9
Figure B: Site Photographs Reference Map (City of London, 2013) 10
Figure 1 Figure 3 Figure 2 Figure 4 11
Figure 5 Figure 7 Figure 6 Figure 8 12
SECTION 2 - DESIGN PRINCIPLES & DESIGN RESPONSES 2.1 Conceptual Design In addition to the design objectives stated earlier, the design of the proposed cluster townhouse development is intended to: provide attractive and affordable housing that supports the planned commercial growth and public transit for the area; transition from lower density residential land uses to the south and east to institutional uses to the north, and higher density and commercial land uses to the west; create residential densities that efficiently use land, resources, and infrastructure; promote healthy neighbourhoods and walkability through the provision of sidewalks and connections to the larger community; and encourage the desirable growth of the Hyde Park Community. While being a higher density development in a growing area of the City which utilizes conventional materials such as brick, siding, and asphalt shingles, the proposed residential development will create a quality and visually appealing residential environment for residents of the townhouse complex. The choice and colour of materials used are similar to dwellings south of subject lands which have seen a strong market uptake and are appropriate for the building types proposed as well as the scale of the development. Also, the massing and scale of the proposed development remains at a comfortable 2-storey "human" scale which is compatible with the surrounding low density residential land uses. The proposed development recognizes the importance of the public realm and in turn will ensure a consistent and visually pleasing street wall for pedestrians through the use of appropriate buildings setbacks, functional and aesthetic landscaping, avoiding garage projections, and utilizing suitable detailed design elements (particularly for end/corner units). The overall layout of the site will successfully integrate the development with surrounding land uses. As the area matures, it is expected that the proposed cluster townhouse development will become increasingly integrated in the larger community as the area attains more urban qualities. 2.3 Landscape Design The proposed landscape incorporates several planting applications in response to the context, spatial conditions and aesthetic requirements. A variety of suitable deciduous street tree species of a medium size are proposed along the interior roadways while a large species that is extremely tolerant of harsh urban conditions defines the complex along Fanshawe Park Road. Clusters of evergreen coniferous trees anchor the corners of the site offering contrasting and defining features. Large and medium deciduous trees in various arrangements are proposed amidst the backyards to provide shade and partial screening. The window street condition along Fanshawe Park Road is to be planted with a continuous planting bed composed of shrubs and ornamental grasses. Linear planting beds of low flowering deciduous shrubs anchor the ends of 13
the buildings and buffer and soften the parking areas. The front foundation planting beds for all units are to have the same composition and layout with a combination of perennials, shrubs and ornamental grasses. Privacy from the dwelling outdoor living areas has been addressed. Within the development the grades are similar and appropriate patio, screening and landscaping will afford sufficient privacy. For the rows of hosing along the west and east boundaries there will be a grade difference such that the townhouse units will have walkout basements. In these units, decks will be built on the main floors to provide outdoor living areas. Over viewing into rear-yards of future adjacent single detached dwellings will be mitigated through the depth of the deck, 1.2 m high railings and large trees planted in the rear-yard, in addition to the boundary wooden privacy fence of 1.8 m in height,. 2.2 Public Realm As mentioned above, the public realm of the site will be of a high quality for residents of the site. The application of sidewalks, landscape features, and also privacy fences will allow residents to enjoy outdoor amenity space while maintaining their individual privacy. The use of a window road and generous landscaping along the front of the subject lands will significantly enhance the public realm interface along Fanshawe Park Road, and maintains both a visual and physical connection to the larger community. The northsouth and east-west vistas created by the grid-like private road network simulates a tight woven residential neighbourhood.. A number of environmental and sustainability measures are being considered for the proposed development. The most feasible measures include: water efficient landscaping; reduce energy requirements through efficient building systems; use high-efficiency glazing; utilize recycled content in building materials (re-claimed brick, etc.); use regional materials and services; use rapidly renewable materials; use low V.O.C. emitting materials; utilize natural ventilation; exceed required indoor air quality performance; and incorporate passive design elements to decrease heating and cooling requirements. The use of a number of the aforementioned sustainability measures in conjunction with the implementation of the City's urban design and site plan standards for the proposed development will create attractive and affordable housing that is functionally, aesthetically, and environmentally of the highest quality. 2.3 Sustainability 14
SECTION 3 Plans and Drawings Site plan Rendering Elevations Landscape plan concept 15